indian railways station development corporation limited · indian railways station development...

Indian Railways Station Development

Corporation Limited

Redevelopment of Anand Vihar Railway Station on

PPP mode

Project Information Document

October 2015

Delhi Integrated Multi-Modal Transit System Limited

`


Corporation Ltd

Redevelopment of Anand Vihar Railway station


2

1 INTRODUCTION

1.1 Background

1.1.1 About Delhi

Delhi covers an area of 1482 sq.km out of which approximately half the area is

already urbanized. The presence of places of national importance and the

presence of the governing body in the capital helps the overall development of

Delhi as a city.

The Population of Delhi according to the 2011 census stands at 1.67 Crore, an

increase from figure of 1.39 Crore in 2001 census, making it the 18th most

populated state in India. The density of population per sq. Km. is about 11000

which is considerably higher than any other state. The decadal growth of

population for Delhi was 20.96% in 2001-2011. The city currently is dealing with

issues like pollution and population density that have gone up considerably in

recent times. Per capital income for the year 2011-12 is estimated as Rs 1.75

Lakhs which is one of the highest in India

There has been a drastic change in the rural urban composition of the city with

urban areas increasing at a tremendous rate. The urban areas in Delhi have

increased from 46% in 1991 to more than 75% in 2011. In the last decade, Delhi

has seen substantial development (like, development at Dwarka, Rohini,

Jasola) and there is limited space available for further land use growth in Delhi.

The share of population of Delhi has increased at a faster rate as compared to

other sub-regions of NCR. Migration has played an important role in the growth

in population of Delhi.

1.1.2 Connectivity of Delhi with National Capital Region

1.1.2.1 Existing Road Network

The existing transport network in National Capital Region is ‘radial’ in nature

with primary national highway system of five roads converges into Delhi (NH-1,

2, 8, 10 & 24) and one (NH-58) at the immediate outskirts.

1.1.2.2 Rail connectivity

The rail transport is one of the key transport linkages in Delhi. A large number

of people travel to and also from here for personal or commercial reasons.


Corporation Ltd



3

Delhi serves as a focal point and key junction of connectivity for Northern region

to the rest of the country. It has a good rail network system with 10 rail corridors

converging into Delhi. A large number of long distance passenger trains,

commuter suburban trains and goods trains move into and out of Delhi.

Delhi has seen tremendous growth in infrastructure since the last two decades,

significant of which has been in the trans-Yamuna area. The rapid growth of

this area created infrastructural challenges with increasing passenger load and

the inability of the existing railway stations in Delhi (Old Delhi, New Delhi and

Hazrat Nizamuddin) to handle the rush, especially from the trans-Yamuna area

and its surrounding areas (Ghaziabad, Noida, Vaishali, Indirapuram, etc). This

was recognized by the Northern Railways and with an objective to develop one

major railway terminal in the trans-Yamuna region, in 2003, Anand Vihar was

chosen as the site for a new mega railway station in East Delhi.

1.1.3 Master Plan of Delhi

Anand Vihar serves as a key junction joining whole of eastern region including

Uttar Pradesh and Uttaranchal to Delhi. Due to increase in pressure on

infrastructure in Delhi because of large migrant population that is growing

rapidly there are plans to develop settlements outside Delhi and connect them

via a better transport system.

Master Plan for Delhi 2021 defines the role of railways in terms of:

“At present there are 43 railway stations in Delhi. The total passengers catered

to at these stations in 2001 are 12.08 lakh/day including about 9.06 lakh

commuters. Out of these stations, major stations catering more than 1.0

lakh passengers per day are:

Delhi Junction 2.72 lakh

New Delhi 3.19 lakh

Nizamuddin 1.28 lakh

Sadar Bazar 1.00 lakh

Five directional Metropolitan Passenger Terminals (MPT) have been proposed

to decongest the central area. These are:

AnandVihar, East Delhi

Bhartal in Dwarka, South-West Delhi

HolumbiKalan in Narela, North Delhi

http://www.sodelhi.com/present-regions/602-old-delhi

http://www.sodelhi.com/present-regions/605-ghaziabad

http://www.sodelhi.com/present-regions/603-noida

http://www.sodelhi.com/present-regions/599-east-delhi


Corporation Ltd



4

TikriKalan, West Delh

HazratNizammudin, South West Delhi

It is proposed to integrate the Inter State Bus Terminus with Delhi main railway

station and the land should be made available by the shifting the IP University

to the new campus.”

1.2 Background on Project and its Partners

1.2.1 Background

Ministry of Railways (MOR) has decided to develop/redevelop certain identified

railway stations (hereinafter referred to individually as the “Project” and

collectively as “Projects”) across India through a Special Purpose Company

named as ‘Indian Railway Stations Development Corporation Limited’

(hereinafter referred to as “IRSDC” or “Authority”) established under

Companies Act, 1956 with equity participation of Ircon International Limited

(IRCON) and Rail Land Development Authority (RLDA) for undertaking the

Projects. IRCON is a Public Sector Undertaking under Ministry of Railways with

vast national and international experience of infrastructure projects as well as

development of commercial, institutional, industrial and residential properties

and whereas RLDA has the statutory mandate for commercial development of

the identified surplus railway land and airspace at stations assigned to it by

MOR across all zonal railways.

IRSDC was incorporated with registrar of companies on 12.04.2012 with

permission to commence the business on 09.05.2012. The main objectives of

IRSDC are:

To develop/ re-develop the existing/new railway station (s) which will

consist of upgrading the level of passenger amenities by new

constructions/renovations including re-development of the station

buildings, platform surfaces, circulating area, etc., to better standards so

as to serve the need of the passengers.

To undertake projects for development of real estate on Railway/

Government land and its commercial utilization as may be required in

connection with development of railway stations.

To undertake projects including planning, designing, development,

construction, improvement, commissioning, operation, maintenance,

and financing of projects and various services relating thereto including

marketing, collecting revenues, etc. relating to railway stations and

railway infrastructure and all matters relating thereto.


Corporation Ltd



5

To carry on any railway infrastructure work including development of

railway stations on Build-Operate-Transfer (BOT), Build-Own-Operate-

Transfer (BOOT), Build-Lease-Transfer (BLT), etc. or otherwise or any

other scheme or project found suitable in and related to the field of

railway station infrastructure projects and other ancillary fields that may

be assigned to or secured by the Company on its own or through its

holding company or subsidiary(ies) including financing of those projects

and their services including commissioning, operation, maintenance,

etc., as well as marketing, collecting revenues, etc.

1.2.2 Redevelopment works at Anand Vihar Railway Station

As a part of the aforesaid mandate, IRSDC seeks the participation of a private

entity for the Redevelopment of Anand Vihar Railway Station including interalia

all works related to, or incidental to, or required to be undertaken upon the

project site in accordance with the provisions of the Development Agreement,

and Applicable Laws, including the commercial development, redevelopment

and station development, as required to be undertaken (the “Project”) on

Design, Build, Finance, Operate and Transfer (the "DBFOT") basis, and has

decided to carry out the bidding process for selection of a private entity as the

bidder to whom the Project may be awarded. Brief particulars of the Project are

as follows:

Name of the Project Indicative Project Cost (In Rs. cr.)

(Cost excluding commercial development) Redevelopment of Anand

Vihar Railway Station Rs. 200 Crores

The work will be carried out by leveraging the Real estate potential of the

identified Railway land.

1.3 Purpose and scope of this Document

This Marketing Plan document provides details on the project related to

redevelopment of station requirement, information of project structure, mode

and concession period. The document also gives information about the land

available for commercial development, applicable norms and bye-laws and

overall commercial potential of the project.


Corporation Ltd



6

2 PROJECT AND SITE APPRECIATION

2.1 Anand Vihar Railway Station

The Project Site is located in eastern quadrant of Delhi, within Planning Zone

(Division) ‘E’ of the NCT, as per the Delhi Development Authority. It lies in

proximity of one of the eminent inter-state bus terminals of the city viz. Anand

Vihar ISBT, catering to a vast citywide population traveling towards the states

of Uttar Pradesh, Uttarakhand and Madhya Pradesh. Recently, Northern Indian

Railways has commenced operations of the AnandVihar Railway Station in

2010.

The Anand Vihar Railway Station is located adjacent to the Anand Vihar Metro

Station and Anand Vihar ISBT, making this area the hub of inter-modal

transport in East Delhi; the passengers can easily travel to any part of Delhi

alighting from the Anand Vihar Railway Station and availing the city bus

services or metro.

Figure 1: Existing Project Site

Figure 2: Anand Vihar Station Building


Corporation Ltd



7

Anand Vihar Railway Terminal is under the administrative control of the Delhi

Division of the Northern Railway zone

of the Indian Railways. This station was

officially inaugurated on 19 December

2009. The terminal is one of the largest

railway stations and will cater to all

East–bound trains from Delhi after the

second phase becomes operational.

The railway terminal is integrated with

the Anand Vihar Inter State Bus

Terminal (Vivekanand Bus Terminal)

and the Anand Vihar Metro station, thus

transforming it into a major

transportation hub of Delhi.

There are presently three platforms

in Anand Vihar Railway Terminal and

two platforms at Anand Vihar Halt

which is used for EMU’s and also for

the passage of long distance trains

(such as Sealdah Rajdhani) that do

not stop here. The EMU’s connect

major sub urban towns around Delhi,

such as Ghaziabad, Bareilly, Aligarh,

Meerut, Saharanpur etc.

There are two subways that connect

the platforms of Anand Vihar

terminal. The platforms of the Halt

are not well integrated with the

terminal, causing inconvenience to

the passengers. The access to these

platforms from the Terminal is through a broken paved path that crosses the

tracks. Residents of residential colonies beyond the Railway Station also use

this path as a shortcut to reach Road no. 56, the metro station or the ISBT.

2.1.1 Phases of Development

Phase-I of the Ground + two-storey Anand Vihar railway station was

commissioned on 19 December 2009 with three platforms, coach maintenance

yard and feeder lines to the Sahibabad Junction.

Figure 3: Anand Vihar Station

http://en.wikipedia.org/wiki/Northern_Railway_Zone_(India)

http://en.wikipedia.org/wiki/Indian_Railways

http://en.wikipedia.org/wiki/Inter_State_Bus_Terminals

http://en.wikipedia.org/wiki/Inter_State_Bus_Terminals

http://en.wikipedia.org/wiki/Anand_Vihar_(Delhi_Metro)

http://en.wikipedia.org/wiki/Delhi

http://en.wikipedia.org/wiki/Railway_platform


Corporation Ltd



8

However regular trains from the station started on 10 March 2010. Gradually

some more trains were shifted from New Delhi and other stations to Anand

Vihar. A number of EMUs of the Delhi Suburban Railway pass through the

station. Along with that several special trains are run from the station to

accommodate the heavy rush of passengers.

In the phase II the number of platforms are proposed be increased to seven in

total and the terminal will have a capacity to handle over three lakh passengers

and as many as 270 trains daily and a new Passenger Reservation system

(PRS) with world class facility. Phase II of the Anand Vihar makeover involves

linking of this terminal with the original Anand Vihar station (Station code:

ANVR) which is a roadside station comprising two platforms serviced by only

sub-urban trains.

http://en.wikipedia.org/wiki/Electric_multiple_unit

http://en.wikipedia.org/wiki/Delhi_Suburban_Railway


Corporation Ltd



9

3 PASSENGER GROWTH AND DEMAND

ASSESSMENT

3.1 Traffic Analysis Report Background

This chapter briefly discusses the passenger growth and traffic demand

assessment numbers for the station in the future years to come.

3.2 Demand Assessment

3.2.1 Passenger Load at Station

Based on growth rates estimation, station pax load for the forecast years at

Anand Vihar station is presented in the tables below. The total passenger load

and footfall at the station have been computed for both Anand Vihar Terminal

and Halt Stations. Total footfalls include all passengers, visitors, staff and

vendors.

The Halt Station includes platforms for EMU and through trains.

Table 3-1: Total Pax load at Anand Vihar Station (Terminal + Halt station)

Year Station PAX load

Pax/day Peak pax

2013 76,110 8,372

2019 97,291 10,702

2025 123,549 13,590

2032 163,228 17,955

2038 206,336 21,372

Table 3-2: Total Footfall at Anand Vihar Station (Terminal + Halt station)

Year Station Footfall

Pax/day Peak pax

2013 95,137 10,465

2019 118,412 13,025

2025 147,008 16,171

2032 189,764 20,874

2038 235,849 24,618


Corporation Ltd



10

The maximum train handling capacity of the station has been taken into account

for estimating the ultimate handling capacity (pax) of the station. Currently, on

an average Anand Vihar station handles 14 trains /day. It is expected that to

decongest New Delhi and Old Delhi station, trains would be diverted at Anand

Vihar Station. At present there are 3 platforms for the main station and 2

platforms for the halt (EMU) station. A total of 11 platforms have been planned

as future expansion.

As per the assessment done by railway experts, total 118 trains could be

handled at Anand Vihar in peak situation. The peak hour handling capacity on

the all tracks will be 11 trains/hour in each direction. As per this capacity, station

will be able to service passenger load up to year 2038. The details of the peak

PAX and the ultimate PAX handling capacity of the station is presented in table

below:

Table 3-3: Maximum Train Handling PAX Capacity

Train Category Pax/hr Pax/day

Long Haul 3,257 47,991

EMU 5,011 57,570

Terminating 13,104 104,832

Ultimate peak capacity of station 21,372

Ultimate/day capacity of station 210,393


Corporation Ltd



11

4 AREA FOR COMMERCIAL DEVELOPMENT

4.1 Commercial plot areas

The commercial plot areas that would be given to the developer for commercial

development and operations have been marked as shown in the following

figure. The detailed drawing is also attached as an annexure to this report.

As shown in the figure, 3 plots have been carved out for commercial

development with approximate areas of 47,750sqm, 10,160sqm and

18,600sqm respectively.

Figure 4-1: Location of possible commercial sites

4.2 Development Strategy

4.2.1 Estimation of Commercial Development

With availability of FSI of 1 for the entire 56.7 hectare of plot, the construable

area in terms of Master Plan Development (MPD) 2021 guidelines is 5.67 lakhs

sqm. Out of the total 5.67 lakhs sqm, 30% can be used for commercial

purposes i.e. 1.701 lakhs sqm based on MPD 2021 guidelines. The table below

presents the estimation of total area that can be developed for commercial

purposes as per the MPD 2021 guidelines:


Corporation Ltd



12

Table 4-1: Permissible area for commercial development as per MPD 2021

Particulars Permissible FAR Area

Total Land at Anand Vihar Station 56.7 hectares

(61,03,131sqft)

Area under building

(Passenger accommodation + Commercial

usage)

30% of total land 18,30,939 sqft

Floor area that can be utilized for

Passenger Accommodation

15%

4.2.2 Impact of ToD guidelines

Ministry of Urban Development (Delhi Division) has made certain modifications

in the Master Plan for Delhi – 2021 with effect from the date of publication of

the Notification in the Gazette of India, i.e. 14th July, 2015. In the said

Notification, Clause 3.3.2 – Policy for Development Scheme concept of Transit

Oriented Development is included. The policy guidelines for TOD indicate that

an FAR of 2.5 to 4 may be permitted. However the detailed regulations and

implementation mechanism regarding the TOD policy are yet to be finalized by

DDA. The policy guidelines also mention that the increased FAR for identified

TOD areas shall be permitted by DDA on a case to case basis, based on the

proposals and site conditions.

Since implementation mechanism of this TOD Policy is not yet firmed up and is

still to be published, it is pertinent to understand the possible issues and site

specific impediments.

Any increase in FAR/ FSI approved by the authorities, shall be dealtwith as per

the current provisions under approved Model Development Agreement which

would be part of RFP document.

4.2.3 Indicative Product Mix

Based on broad level assessment an indicative product mix is provided; a

product-mix consisting of retail, office and hotel may be possible. The developer

shall be free to develop as per his assessment under the applicable norms and

bye-laws.

The table below provides the broad details of the product mix and their

respective areas and use


Corporation Ltd



13

Table 4-2: Commercial Area Statement

Building No.

Floors ` Total Built-Up (Sqft)

Hotel (sqft)

Retail (sqft)

Office (sqft)

1 G+9 88479 24,031 1,12,511

2 G+5 92,490 36,996 1,29,486

3 G+5 10,923 39,324 50,247

4 G+5 10,923 39,324 50,247

5 G+1 6,379 - 6,379

6 G+1 6,379 - 6,379

7 G+9 3,51,421 2,98,708 6,50,130

8 G+7 3,82,716 2,29,630 6,12,346

9 G+5 54,617 10,923 65,540

10 G+1 12,757 - 12,757

3A G+5 12,119 48,477 60,597

4A G+5 12,119 48,477 60,597

5A G+1 6,379 - 6,379

6A G+1 6,379 - 6,379

Total (sqft) 88,479 9,89,633 7,51,860 18,29,973

Figure 4-2: Location of Buildings as per designed Master Plan

The areas shown above are the Built-Up area as per the Master Plan of Delhi

2021.

Table 4-3: Summary of Built-Up area and Super Built-Up area

Commercial Component Built-Up (sqft)

Economy Hotel 88,479

Retail Space 9,89,633

Office Space 7,51,860


Corporation Ltd



14

Total Commercial 18,29,973

4.3 Envisaged Project Structure

The developer shall develop the entire project including the station

redevelopment and commercial development. The developer shall be

responsible for station operations for a period of 5 years post construction. After

5 years the station operations shall revert to Indian Railways. The commercial

area is envisaged to be operated by the developer for a concession period of

45 years (including construction period). For detailed terms and conditions of

the concession please refer to RFP documents.

indian railways station development corporation limited · indian railways station development...

Documents